And if there aren’t any mortgages for the self employed without 2 years of returns, are there lenders who will take the average of the 2 years, so how does that work?

Assuming T12 has a 14% vacancy/non-payment (trailing 12 mos National Average) and rents are increasing just ~2% a year... even IF you drop vacancy to 7%, it would be VERY hard to see you closing more than 9% of that gap in Yr.1.   

Download the SF Handbook 4000.1 starting at the bottom of page 144.A Borrower may be eligible to obtain another FHA-insured Mortgage without being required to sell an existing Property covered by an FHA-insured Mortgage if the Borrower is:• relocating or has relocated for an employment-related reason; and• establishing or has established a new Principal Residence in an area more than 100 miles from the Borrower’s current Principal Residence.

The average agent closes 6 transactions per year.

With a dozen properties in vegas the $50/year each would be higher than my average repair expenses for all properties combined for the year.

Greenwood is a great area but average selling price is $260K and rents are about $1500-$1700, so you wouldn't get your 1% for most of the suburbia areas. 

Does the BP website still offer downloadable documents that members upload?

You must study average number of beds in the area. 

I've been living in an overpriced area like Portland for too long where my analysis only turns up about 3-400 dollars profit on average, and even that can be hard to find, but using the rental property calculator on here and the rent-o-meter tool I am finding homes in Michigan that can potentially return 800-1000 plus.

I'm looking for an average cost so I can start looking at deals and know what a good deal might be thank you all for your previous mistakes and sharing so that I may or may not make them for my investors.